360 Westchester Ave #314 · Port Chester, NY 10573

$260,000

2 bd · 1.0 ba · 1,200 sqft · Condo · 146 Days on market

Built 1965 $217/sqft · 12% above area Est $232k · 12% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two bedroom apartment is both spacious and well maintained. Highlights include a gracious living room, dining area and a kitchen equipped with newer appliances. The bedrooms feature large closets and the bathroom has been updated to include a glass bathtub door. The building’s convenient location near shopping, restaurants, the Capital Theater and Metro-North train station makes commuting to Grand Central Station a breeze, taking under an hour. Other notable amenities include laundry facilities on every floor and an outdoor pool with a deck area.

Key facts

• Laundry facilities
• Living room
• Newer appliances

Tags

• LIVING ROOM
• DINING AREA
• NEWER APPLIANCES
• LARGE CLOSETS
• GLASS BATHTUB DOOR
• LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.3% in Port Chester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#315 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, health & safety A; Watch: schools D+, amenities D, cost of living F.
• Port Chester-Rye Union Free School District (suburban): math 44% / reading 49% proficiency, ranked #428 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.7%/yr); 144 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 954 units permitted in Westchester County in 2024 (649 in 5+ unit buildings).
• This rent runs 37% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Westchester County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $260k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $232,173
• List price: $260,000
• Delta: 11.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,551
• Equity at exit: $38,767

10-year hold

• IRR: 5.6%
• Equity multiple: 1.36×
• Total profit: $26,342
• Equity at exit: $22,480

Cash invested: $72,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 10573

• Rents YoY: -1.7%
• Active inventory: 144
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $3,270 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $787

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 71%

Sensitivity live

Price	-10% $967	-5% $877	+0% $787	+5% $697	+10% $607
Rent	-10% $528	-5% $658	+0% $787	+5% $916	+10% $1,045
Rate	-1.0pp $918	-0.5pp $853	base $787	+0.5pp $719	+1.0pp $651

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Westchester Ave Port Chester, NY	2.0	2.0	1250	$3,015	$2.41	17d	1	0.12mi
Westchester Ave Unit A Port Chester, NY	2.0	2.0	1102	$3,015	$2.74	25d	1	0.15mi
66 Oak St Unit 2 R Port Chester, NY	2.0	1.0	800	$2,395	$2.99	44d	1	0.26mi
494 W William St Unit 1st Floor Rye Brook, NY	2.0	2.0	1244	$3,685	$2.96	44d	1	0.42mi
494 W William St Port Chester, NY	2.0	2.0	1370	$3,685	$2.69	44d	1	0.42mi
14 University Pl Port Chester, NY	1.0	1.0	700	$2,295	$3.28	23d	1	0.46mi
201 Willett Ave Port Chester, NY	2.0	1.0–2.0	817	$4,691	$5.74	8d	1	0.46mi
325 King St Unit 4L Port Chester, NY	1.0	1.0	800	$2,450	$3.06	25d	1	0.48mi
194 1/2 S Main St Port Chester, NY	1.0	1.0	706	$2,996	$4.24	44d	1	0.50mi
40 Division St Port Chester, NY	2.0	1.0	828	$2,600	$3.14	8d	1	0.53mi
250 S Ridge St Unit 2 Rye Brook, NY	3.0	1.0	1350	$3,800	$2.81	25d	1	0.54mi
83 Grant St Unit 2 Port Chester, NY	2.0	1.0	1200	$3,000	$2.50	25d	1	0.56mi
145 N Main St Unit 2nd Floor Port Chester, NY	2.0	1.0	1000	$3,000	$3.00	5d	1	0.57mi
21 Willett Ave Port Chester, NY	2.0–3.0	1.0–2.0	1199	$3,450	$2.88	2d	1	0.61mi
169 N Main St Port Chester, NY	2.0	1.0–2.0	799	$4,652	$5.82	2d	43	0.62mi
22 Wyman St Rye Brook, NY	3.0	1.0	1193	$3,500	$2.93	44d	1	0.64mi
36 Roanoke Ave #2 Rye Brook, NY	2.0	1.0	840	$3,100	$3.69	18d	1	0.65mi
88 S Water St #107 Greenwich, CT	2.0	2.0	1256	$6,300	$5.02	2d	1	0.69mi
113 S Water St Unit 4 Greenwich, CT	2.0	1.0	1000	$2,985	$2.98	4d	1	0.77mi
82 Putnam Ave Port Chester, NY	3.0	1.0	1200	$3,600	$3.00	44d	1	0.80mi
5 Wellington Pl Unit B Greenwich, CT	3.0	2.0	1152	$4,500	$3.91	44d	1	0.84mi
19 Edison Pl Unit 2 Port Chester, NY	3.0	2.0	1500	$3,800	$2.53	14d	1	0.85mi
11 Madison Ave Unit 2nd Fl Port Chester, NY	3.0	1.0	1200	$3,700	$3.08	25d	1	0.89mi
168 N Water St Unit 3L Greenwich, CT	2.0	1.0	850	$2,850	$3.35	44d	1	0.93mi
168 N Water St Unit 1R Greenwich, CT	2.0	1.0	850	$2,850	$3.35	24d	1	0.93mi
45 Gold St Greenwich, CT	1.0	1.0	936	$2,800	$2.99	44d	1	0.98mi
144 Pine St Unit D Greenwich, CT	2.0	1.5	1120	$2,950	$2.63	15d	1	0.98mi
71 Byram Rd Unit 2 Greenwich, CT	3.0	2.0	1200	$3,400	$2.83	24d	1	1.01mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,850	$3.91	4d	1	1.07mi
2 Sherman Ave Greenwich, CT	2.0	1.0	984	$3,950	$4.01	44d	1	1.07mi
493 Den Ln Unit 1 Greenwich, CT	2.0	1.5	900	$2,950	$3.28	20d	1	1.21mi
199 Purchase St Unit 2 Rye, NY	2.0	1.0	969	$3,800	$3.92	19d	1	1.22mi
184 Purchase St Apt 12 Rye, NY	2.0	1.5	1100	$5,000	$4.55	5d	1	1.23mi
38 Putnam Grn Greenwich, CT	1.0	1.0	847	$2,995	$3.54	12d	1	1.34mi
68 Pemberwick Rd Unit 1 Greenwich, CT	3.0	1.5	1300	$4,000	$3.08	44d	1	1.34mi
4 Weaver St Greenwich, CT	1.0	1.0	850	$2,300	$2.71	44d	1	1.34mi
108 Monica Rd Unit 4 Greenwich, CT	3.0	1.5	1364	$3,775	$2.77	22d	1	1.36mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$4,800	$3.89	2d	19	1.37mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$6,150	$4.97	2d	3	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $260,000 Active 146 DOM
2. 2026-06-18
   days on market $260,000 Active 143 DOM
3. 2026-06-17
   days on market $260,000 Active 142 DOM
4. 2026-06-16
   days on market $260,000 Active 141 DOM
5. 2026-06-15
   days on market $260,000 Active 140 DOM
6. 2026-06-13
   days on market $260,000 Active 138 DOM
7. 2026-06-13
   days on market $260,000 Active 137 DOM
8. 2026-06-09
   days on market $260,000 Active 134 DOM
9. 2026-06-08
   days on market $260,000 Active 133 DOM
10. 2026-06-07
    days on market $260,000 Active 132 DOM
11. 2026-06-04
    days on market $260,000 Active 129 DOM
12. 2026-06-03
    days on market $260,000 Active 128 DOM
13. 2026-06-02
    days on market $260,000 Active 127 DOM
14. 2026-06-01
    days on market $260,000 Active 126 DOM
15. 2026-05-31
    days on market $260,000 Active 125 DOM
16. 2026-05-13
    price $260,000 563-char remark

    Show marketing remark (563 chars)

    This two bedroom apartment is both spacious and well maintained. Highlights include a gracious living room, dining area and a kitchen equipped with newer appliances. The bedrooms feature large closets and the bathroom has been updated to include a glass bathtub door. The building’s convenient location near shopping, restaurants, the Capital Theater and Metro-North train station makes commuting to Grand Central Station a breeze, taking under an hour. Other notable amenities include laundry facilities on every floor and an outdoor pool with a deck area.

17. 2026-01-26
    listed $280,000 Active 563-char remark

    Show marketing remark (563 chars)

    This two bedroom apartment is both spacious and well maintained. Highlights include a gracious living room, dining area and a kitchen equipped with newer appliances. The bedrooms feature large closets and the bathroom has been updated to include a glass bathtub door. The building’s convenient location near shopping, restaurants, the Capital Theater and Metro-North train station makes commuting to Grand Central Station a breeze, taking under an hour. Other notable amenities include laundry facilities on every floor and an outdoor pool with a deck area.

18. 2003-03-25
    soldstatus $139,000 30-char remark

    Show marketing remark (30 chars)

    Lovely Renovated Unit Near All

19. 2002-09-01
    historical 30-char remark

    Show marketing remark (30 chars)

    Lovely Renovated Unit Near All

20. 2002-09-01
    price $149,900 30-char remark

    Show marketing remark (30 chars)

    Lovely Renovated Unit Near All

21. 2002-05-29
    listed $139,000 30-char remark

    Show marketing remark (30 chars)

    Lovely Renovated Unit Near All

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,246
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,140
• − Management: −$3,140
• − Depreciation: −$7,564
• Taxable income: $5,639
• Est. tax owed @ 24.0%: −$1,353
• After-tax cash flow: $8,089/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Port Chester-Rye Union Free School District
• NCES district ID: 3623460
• Math proficiency: 44% ▲ 2.00%
• Reading proficiency: 49% ▲ 6.00%
• Median HH income: $58,362
• Composite: 40.67/100
• National rank: #3676
• State rank: #428 of 590 in NY

Livability — Port Chester

• Score: 73/100
• State rank: #315
• US rank: #5245

Category grades

Amenities D Commute A+ Cost of living F Crime B- Employment A+ Housing B- Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Chester, NY
• County: Westchester County · 709,332 people
• City population: 40,786
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,786
• Household income: $105,686
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1362.0

Population outlook (Westchester County) Hauer SSP2

• Today (2025): 1,028,035 people
• By 2030: 1,051,636 · +2.3%
• By 2040: 1,098,520 · +6.9%
• By 2050: 1,136,044 · +10.5%
• By 2075: 1,196,925 · +16.4%
• By 2100: 1,175,147 · +14.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 48% White 40% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 1%
• Foreign-born: 37% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 41% Other Indo-European 5% Chinese 1%

Political lean MEDSL · Westchester

• 2024 margin: Strong D (+26.3) · D 63.1% · R 36.9%
• 2008→2024 swing: -1.3pp toward R · 2008: 27.6pp · 2024: 26.3pp
• All cycles: 2024: D+26.3 2020: D+36.3 2016: D+32.8 2012: D+22.2 2008: D+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -389.46%
• Current HPI: 258.9227
• Rent YoY: ▼ -1.70%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+87.1% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $260,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-26 Listed $280,000 OneKey® MLS as Distributed by MLS Grid
• 2003-03-25 Sold (MLS) $139,000 HGMLS
• 2002-09-01 Price Changed $149,900 HGMLS
• 2002-09-01 Delisted — HGMLS
• 2002-05-29 Listed $139,000 HGMLS